Still it’s an interesting dynamic to play with. 

CA is a disclosure state so most data is readily available, but I see no logic behind excluding MLS HUD1s, if they'll be favorable to you (just be sure they will be before you push for that)We had completely renovated our house in the year since we bought it and wanted an appraisal about 40% higher than our purchase price...I provided two pages of intricate detail about the improvements, and that seemed to help.  

We don't have a dynamic and growing economy as Columbus does, we arent the state capital, and we don't have any modern industries coming in to provide jobs and higher incomes that would push up the need for housing to improve in those poorer areas of Toledo.

My goals for 2023 have definitely  shifted  for various reasons (market dynamics, opportunities  and strategy).  

Consulting with a local real estate agent who understands the dynamics of house hacking and rental markets in these areas would be highly beneficial.

While there was significant growth in this sector in 2021 and 2022, partly driven by the increase in remote work and leisure travel, the market dynamics are now changing.In 2023, the short-term rental market was strong, with the revenue in the vacation rental market around $19 billion.

What I also like is that the courses are dynamic, so it changes with the times...trends, laws, tax code, new strategies...unlike my undergrad and graduate education that I gained over 10 years ago and tens of thousands of dollars...international business has changed so much, but I'm not getting the updated changes now am I?

I expect that based on a typical market dynamic, the biggest effect happens right after the news .. then there's a period of "re-correction" and then it acts like it's supposed to from then on out.  

There seem to be two different dynamics that are being conflated as @Russell Brazil pointed out regarding volatility and appreciation.

They know locations and trends and they understand the dynamics of fundamental investing.